Photograph 1 of 4
Residential plot, Jumeirah Bay Island
Jumeirah Bay Island
21,400 sq ftAED 128,000,000
A seahorse-shaped island with 128 plots, one bridge and no further supply. The smallest freehold market in Dubai, and the one where we most often advise waiting.
At a glance
- Residential plots on the island
- 128
- propsearch.ae, Jumeirah Bay Island
- Properties listed island-wide
- 56
- propertyscout.ae, Properties for sale in Jumeirah Bay Island
02 / The area
What it is actuallylike to live here.
Jumeirah Bay Island is a seahorse-shaped piece of reclaimed land off Jumeirah 2, connected to the mainland by a single 300-metre bridge, and it is the smallest freehold market in Dubai. There are 128 plots and a short list of buildings. That is the entire supply, and no more is coming.
The island reads nothing like the Palm. It is low, flat and almost empty: white boundary walls, tarmac without traffic, and houses that are mostly the work of named architects rather than a developer’s typology sheet. Bulgari Resort and Residences occupies the northern end with the hotel, the marina and the yacht club; the plot owners occupy the rest.
Two things drive value here and neither is square footage. The first is sea orientation—the western plots face open water and sunset, the eastern ones face the Jumeirah shoreline and the skyline behind it, and buyers are strongly split. The second is what has actually been built. An undeveloped plot and a completed architect-designed villa on adjacent land are not comparable assets, and the market often prices them as though they were.
This is the one area in this guide where we will usually advise a buyer to wait. Transactions are infrequent, the comparable set is tiny, and a bad month of evidence can distort a valuation for a year.
Why here
Villas at Bulgari Residences are listed between AED 195m and AED 425m, with an average listed price around AED 277m. (bayut.com)
Residential plot sizes on the island run 16,000 to 37,000 sq ft. (propsearch.ae)
The Bulgari development comprises 173 apartments and 15 mansions—the whole branded supply. (propsearch.ae)
Roughly 56 properties were listed for sale across the entire island at the time of writing, which is the practical definition of a thin market. (propertyscout.ae)
What it is like to live here
The Bulgari Yacht Club and marina, the hotel restaurants, a private beach, and otherwise nothing—no shops, no school, no clinic. Everything daily happens in Jumeirah 1 and 2 across the bridge, three minutes away.
Getting around
One bridge onto Jumeirah Beach Road. Beach Road itself is the only real constraint and it is a mild one.
The stock
Freehold residential plots, Bulgari branded apartments, Bulgari mansions and completed architect-designed private villas. No townhouses, no studios, no commercial.
About these price bands
Bands are indicative market ranges as at Q3 2026, not a valuation. For a figure on your own property, ask for a Frank valuation.
03 / Available now
Homes in Jumeirah Bay Island.
04 / Under construction
New developments in Jumeirah Bay Island.
Photograph 1 of 4
Bulgari Lighthouse
MeraasJumeirah Bay Island
- Starting from
- AED 63,000,000
- Handover
- Q1 2027 estimated
05 / The numbers and the map
What it costs,and how far it is.
Plot for saleResidential plots, 16,000 to 37,000 sq ft, priced on sea orientation. Q3 2026.AED 90,000,000 to AED 210,000,000
Apartment for saleBulgari apartments, one to four bed, marina or sea line. Q3 2026.AED 4,500 to AED 9,000 per sq ft
Mansion for saleBulgari mansions, fifteen units in total. Q3 2026.AED 195,000,000 to AED 425,000,000
Villa to rentVery few, and mostly off-market. Q3 2026.AED 3,500,000 to AED 9,000,000 a year
DIFC12 minutes by car
Downtown Dubai15 minutes by car
Dubai International (DXB)20 minutes by car
Dubai Marina25 minutes by car
Where Jumeirah Bay Island is
06 / Before you commit
Questions people ask about Jumeirah Bay Island.
Why would you tell a buyer to wait here?
Because transactions are infrequent and the comparable set is tiny, so one unusual sale can distort a valuation for a year. If the right plot is not on the market, waiting costs you less than buying the wrong orientation.
West-facing or east-facing?
West gives open water and sunset. East gives the Jumeirah shoreline with the skyline behind it. Buyers are strongly split and the price difference between the two is smaller than the preference difference.
What does a plot cost to build on?
More than most buyers assume, and it is a separate conversation we would rather have before you offer than after. The building envelope, height and setbacks are set by the island’s design code, which we can supply.
07 / Nearby
Communities peoplecompare this one with.
08 / Selling here
Thinking of sellingin Jumeirah Bay Island?
A Frank valuation is evidence rather than flattery: the comparable sales in Jumeirah Bay Island, what is listed against you now, and a range instead of a single number.